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1 This matrix is intended as an aid to help determine whether a property/loan qualifies for certain financing. It is not intended as a replacement for FHA guidelines. Users are expected to know and comply with FHA requirements. NOTE: This matrix includes overlays, which may be more restrictive than FHA requirements. A thorough reading of this matrix is recommended. Program Qualifications Existing Endorsed FHA Fixed Rate Existing Endorsed FHA ARM At time of loan application borrower must have made 6 months consecutive payment on the FHA-insured mortgage being refinanced. Eligibility Matrix Loan Amount & LTV Limitations FHA Streamline (non-credit qualifying) The Base Loan Amount may not exceed the current statutory loan limits, see Streamline Worksheet. The new FHA-insured mortgage may not have a term of more than 12 years in excess of the unexpired term of the existing FHA-insured mortgage. The loan must provide a net tangible benefit to the borrower. A reduction in the loan term without a net tangible benefit must be processed, underwritten and closed as a credit qualifying rate/ term refinance. Maximum 115% LTV based on current value, refer to Appraisal for requirements. Statutory County Limits: (https://entp.hud.gov/idapp/html/hicostlook.cfm) Secondary financing New secondary financing simultaneous with streamline refinance is ineligible. Existing secondary financing may remain in place within certain limits. See Secondary Financing below. Refer to Section Calculating the Mortgage FHA maximum Mortgage Calculation Worksheet to be completed reviewed and signed by the DE Underwriter Refer to Section Geographic Locations/Restrictions for additional state specific restrictions or requirements. Product Description Fixed Rate 15 and 30 year term; fully amortized Product Codes FHA FHA 15 Years Streamline FHA 15 Years Streamline High Balance FHA 30 Years Streamline FHA 30 Years Streamline High Balance Product Code FF15SL FFSLHB FF30SL FF30SLHB Eligibility Requirements Application Appraisal Requirements The Borrower s application must indicate their income source; however, the income is not required to be listed on the application, just the source of the income. The following sections of the loan application are not required to be completed. Section IV (only the Monthly Income questions) Section V, VI (must complete assets if funds are required to close) Section VIII a - VIII k An appraisal is not required An AVM is required as follows. CoreLogic GeoCore AVM with standard deviation of.14 or less, or LPS Cascading AVM with confidence score of 75. If unable to meet either of the requirements above, a 2055 appraisal is required 2/9/13 Correspondent Lending Page 1 of 8

2 Appraiser Requirements Assets Borrowers If an AVM is not submitted with the file Impac will order the AVM and deduct the cost at the time of Impac s purchase. If an appraisal is used the Appraisal must be a 2055 appraisal and the appraisal company must adhere to the Appraiser Independent Requirements (AIR). If assets are needed to close, verification of the assets is required regardless of the amount needed to close. Documentation required is as follows. Verification of Deposit and Most recent bank statement OR Two months bank statements Borrowers are ineligible from being removed under this program except where deceased and supporting documentation is required. Ineligible Inter Vivos Trust Land Trusts Non-Permanent Resident Aliens Calculating the New Mortgage Amount MAXIMUM MORTGAGE CALCULATION WORKSHEETS Refer to Section Geographic Locations/Restrictions for additional state specific restrictions or requirements Credit NOTE: The Maximum Mortgage Calculation Worksheets do not apply to second homes and investment property. Second homes and investment property may only be refinanced for the outstanding principal balance. The maximum base mortgage cannot exceed the lower of the county loan limits or: Unpaid principal balance (includes 30 days interest charged by servicing lender for the current month) Plus the interest charged by the servicing lender when the payoff will not be received on the first day of the month, but may not include delinquent interest, late charges or escrow shortages. MINUS The lesser of: Unearned UFMIP (from FHA refinance Authorization or appropriate MIP Refund Schedule) OR New Estimated UFMIP Total New Mortgage Amount may not exceed the original loan amount of the current mortgage if above current statutory loan limit. Maximum base mortgage PLUS New UFMIP Closing costs, pre-paid expenses and discount points, late changes and escrow shortages may not be financed into the new loan. Principal Curtailment limited to maximum $1,000 at closing and must be on the HUD-1. If the amount exceeds $2,000 then the loan must be recalculated and reapproved with new documents drawn and signed by the borrower. The principal curtailment may not be done after closing. Additional Requirements Owner Occupied properties only LTV calculation is required only to determine if annual MIP is required on loans with 15-year term or less. The original appraised value is used to make this determination and is obtained using the Case Query Screen in FHA Connection Term of new mortgage is the lesser of 30 years or the un-expired term of the current mortgage plus 12 years. (This is particularly important when the term of the original loan was 15 years) See Secondary Financing for CLTV limits. No cash back to borrower permitted (incidental minor adjustment at closing not exceeding $ cash back is eligible). Refinance Authorization information must be obtained at Case Number Assignment directly from FHA Connection Premium pricing is eligible This is a non-credit qualifying loan; however, the following is required. 660 minimum credit score required A tri-merge credit report Mortgage account rating All monthly payments must have been made within the month due. Non-traditional credit is ineligible 2/9/13 Correspondent Lending Page 2 of 8

3 Documentation Document as determined by FHA Manual and Impac guidelines. Per ML FHA will accept electronic signatures on third party documents only. Third party documents are those that are originated and signed outside of the mortgagee s control, such as a sales contract. Employment / Income Verification of Employment Salaried Verbal Verification of Employment Self-employed Verification of business through third party source Retirement and/or Social Security Award letter or most recent bank The Borrower s application must indicate their income source; however, the income is not required to be listed on the application, just the source of the income. Form 4506-T is not required Escrow Holdback Escrow Waivers Financing Types Geographic Locations/ Restrictions, as applicable Internet Links Ineligible Ineligible Streamline Refinance transactions on properties in Texas The following guidelines pertain to owner-occupied Streamline refinance transactions for properties in Texas If the first mortgage is subject to Texas Section 50(a) (6), FHA insured financing is ineligible. Once a cashout, always a cash-out. If the property is subject to section 50(a) (6) the title policy will reference the Texas Section 50(a) (6) or Article XVI of the Texas Constitution effective January 1, When FHA insured financing is permitted, Underwriting conditions and closing instructions must indicate No Cash back to borrower is permitted (not even one dollar is permitted) Properties listed for sale in the last 6 months are eligible as follows. Property has been taken off the market on or before the application date. Borrower provides written confirmation of the intent to occupy if a premium residence. Eligible states are as follows: Correspondent: All states except New York and Missouri Additional restrictions as follows: Texas Cash-out 50(a)(6) is ineligible State specific regulatory requirements supersede all underwriting guidelines set forth by Impac. To access Mortgagee Letters, National HOC Reference Guide, HOC Letters, Handbooks, go to: Loan Amount Minimum Loan Amount: $35,000 Mortgage Insurance Occupancy Mortgage Insurance is required on all loans. Refer to the attached matrix for details on UFMIP and monthly MIP) The section of the Act under which the loan will be insured determines the mortgage insurance to be used. Sections 203b, and 234c (Condos) Up Front MIP (UFMIP) is required Monthly MIP is required Refer to the FHA Mortgage Insurance Premium Matrix for details on UFMIP and monthly MIP Primary Residence Second Home Investment property See Property Types for limitations Prepayment Penalty Processing Not permitted. However, if refinancing and the payoff check for the existing loan is not received by the servicing lender by the first day of the month, the lender may collect interest on the existing loan through the end of the month. Streamline Property Types Eligible 1 unit owner occupied SFR including: 2/9/13 Correspondent Lending Page 3 of 8

4 PUDs Modular Pre-Cut/Panelized housing Condos (including site condos) do not require condominium project approval Manufactured Homes are not eligible for Streamline FHA. See Impac s FHA and VA Manufactured Home guidelines for rate/term refinance of MFH. 1 unit not owner occupied (second home or investment property) SFR including: PUDs Modular Pre-Cut/Panelized housing Condos (including site condos) require condominium project approval. If the condo is not currently approved, for whatever reason, the loan is ineligible. 2 4 units owner occupied A borrower who has re-occupied an investment property within 12 months from the application date is ineligible. Ineligible 2 4 units that are not owner occupied Condo Hotels Co-ops Manufactured Homes Properties located within designated Coastal Barrier Resource System (CBRS) areas Qualifying Rate and Ratios Seasoning Secondary Financing Manual Underwrite only is eligible - Ratios are not calculated The Borrower s application must indicate their income source; however, the income is not required to be listed on the application, just the source of the income. Existing FHA Case Number must be seasoned for 210 days from the closing date of the mortgage being refinanced Borrower must have made 12 payments on the existing mortgage within the month due prior to application New secondary financing simultaneous with streamline refinance is ineligible. Existing secondary financing may remain in place to a maximum combined loan-to-value (CLTV) of 115% of current value subject to the FHA streamline without appraisal CLTV limits. The lesser of the two limits applies. Special Documentation Requirements or Enhancements FHA Streamline without appraisal CLTV limits If subordinate financing remains in place, the Maximum combined loan-to-value (CLTV) is 125% CLTV is based on the original appraised value of the property, and Maximum CLTV is calculated by taking the original FHA base loan amount (the original FHA principal balance excluding financed UFMIP), adding all other financed liens still outstanding, and dividing by the appraised value. This calculation may not exceed 125%. The maximum accessible credit limit of the existing subordinate lien must be used to calculate the CLTV ratio. The Loan Application (URLA) plus the HUD Addendum 92900A must be complete and fully executed by all borrowers prior to underwriting. An abbreviated version of the URLA is not acceptable. Evidence of valid Social Security Number is required on all loans Evidence of Refinance Authorization data and New Case Number Assignment obtained from FHA Connection (print screens and place in loan file) Check current deed or title to verify at least one borrower is listed as owner Current mortgage payoff statement must be provided Good Faith Estimate Evidence mortgage is current (mortgage history) URLA and signed HUD Addendum FHA Loan Underwriting and Transmittal Summary, HUD Form LT signed by DE Underwriter FHA Maximum Mortgage Calculation Worksheet GSA and LDP, Procurement/Non-procurement lists must be checked CAIVRS check is not required Important Notice to Homebuyer (92900B) Informed Consumer Choice Disclosure Notice Flood Certificate Copy of Existing HUD-1 Determine the amount of Upfront MIP paid, if any, and verify existing FHA case number Copy of Existing Note Verify the current information from the note: Date of note, FHA case number, loan amount, interest rate, P&I amount, and loan term. Also, verify that borrowers and property are the same on current loan and on new loan application.) 2/9/13 Correspondent Lending Page 4 of 8

5 Special Requirements/ Restrictions Net Tangible Benefit There must be a net tangible benefit as a result of the streamline refinance transaction without an appraisal. Net tangible benefit is defined as follows: 5%reduction to the P & I of the mortgage payment plus the annual MIP OR refinancing from an adjustable rate mortgage (ARM) to a fixed rate mortgage The following table defines the permissible minimum thresholds to define net tangible benefit To Fixed Rate One-Year ARM Hybrid ARM From Fixed Rate Reduction of at least 5% of P&I New interest rate at least 2% below the current interest rate of the fixed rate mortgage Reduction of at least 5% o One-Year ARM Hybrid ARM During Fixed Period ( e.g. for 3/1 Hybrid ARM, first 3 years is fixed rate period) Hybrid ARM During Adjustable Period (Adjustable period is period when rate adjusts annually) New interest rate no greater than 2% above the current interest rate of the ARM Reduction of at least 5% of P&I New interest rate no greater than 2% above the current interest rate of the ARM Reduction of at least 5% of P&I New interest rate at least 2% below the current interest rate of the fixed rate mortgage Reduction of at least 5% of P&I New interest rate at least below the current interest the fixed rate mortgage Reduction of at least 5% o New interest rate at least below the current interest the fixed rate mortgage Deleting a Borrower Deleting a borrower is ineligible, unless borrower is deceased; supporting documentation required. Adding a Borrower May be added Adding an Individual to Title May be added Temporary Buydown Underwriting Not permitted Loan must be manually underwritten by a DE Underwriter NOTE: The Maximum Mortgage Calculation Worksheets do not apply to second homes and investment property. Second homes and investment property may only be refinanced for the outstanding principal balance. Higher Priced Mortgage Loans (HPML) are not allowed per Reg. Z (not full doc) Loans are ineligible for submission to TOTAL Scorecard. An FHA loan that has been modified is eligible for the Streamline Refinance program as long as it meets the requirements for streamline refinance transactions. The new loan amount may not exceed the lesser of the: Original loan amount, or Outstanding principal balance (including up to 2 months interest plus financed UFMP). The outstanding balance of a modified loan may reflect amounts that were previously added to the loan balance to facilitate loss mitigation. This is acceptable as long as the new loan amount is calculated as required for streamline refinance transactions (may not exceed the lesser of the original loan amount or outstanding principal) and all other streamline refinance criterion is met. The DE must sign and use their CHUMS identification number on page 3 of the HUD Addendum 92900A and Page 1 of the FHA Loan Underwriting and Transmittal Summary. The Loan Application (URLA) plus the HUD Addendum 92900A must be complete and fully executed by all borrowers prior to underwriting. The following sections of the loan application are not required to be completed. Section IV (only the Monthly Income questions) Section V, VI (must complete assets if funds are required to close) Section VIII a - VIII k 2/9/13 Correspondent Lending Page 5 of 8

7 Mortgagee Letter announced changes to the Annual (Monthly) Mortgage Insurance Premium (MIP) factors per the effective dates below. Loan Amount Base LTV (excludes financed UFMIP) For Case Numbers Assigned on or after Term > 15 Years Purchases & Full Credit Qualifying Refinances (Rate/Term and Cash-Out) Streamline Refinances UFMIP Monthly UFMIP Monthly $625,500 > 95% LTV 1.75% 1.35% 1.75%/.01%* 1.35%/.55%* $625,500 95% LTV 1.75% 1.30% 1.75%/.01%* 1.30%/.55%* Above $625,500 > 95% LTV 1.75% 1.55% 1.75%/.01%* 1.55%/.55%* Above $625,500 95% LTV 1.75% 1.50% 1.75%/.01%* 1.50%/.55%* Term 15 Years $625,500 > 90% LTV 1.75%.70% 1.75%/.01%*.70%/.55%* $625, % - 90% LTV 1.75%.45% 1.75%/.01%*.45%/.55%* Above $625,500 > 90% LTV 1.75%.95% 1.75%/.01%*.95%/.55%* Above $625, % - 90% LTV 1.75%.70% 1.75%/.01%*.70%/.55%* Any 78% LTV 1.75%.45% 1.75%/.01%*.45%/.55% *For all Streamline Refinance transactions that are refinancing FHA loans endorsed on or before May 31, 2009, the following factors apply: The UFMIP will decrease to.01% of the base loan amount The Annual (Monthly) MIP will be.55%, regardless of the base loan amount The endorsement date is on the Case Query screen in FHA Connection. For loans with FHA case numbers assigned on or after June 3, 2013, FHA will collect the annual MIP for the maximum duration permitted under statute. See 12 U.S.C. Section 1709(c)(2)(B) For all mortgages regardless of their amortization terms, any mortgage involving an original principal obligation (excluding financed Up-Front MIP (UFMIP)) less than or equal to 90% LTV, the annual MIP will be assessed until the end of the mortgage term or for the first 11 years of the mortgage term, whichever occurs first. For any mortgage involving an original principal obligation (excluding financed UFMIP) with an LTV greater than 90 percent, FHA will assess the annual MIP until the end of the mortgage term or for the first 30 years of the term, whichever occurs first. The table below shows the previous and the new duration of annual MIP by amortization term and LTV ratio at origination. Term LTV (%) Previous New 15 yrs 78 No annual MIP 11 years 15 yrs > Cancelled at 78% LTV 11 years 15 yrs > Cancelled at 78% LTV Loan term > 15 yrs 78 5 years 11 years > 15 yrs > Cancelled at 78% LTV & 5 yrs 11 years > 15 yrs > Cancelled at 78% LTV & 5 yrs Loan term 2/9/13 Correspondent Lending Page 7 of 8

8 FHA MAXIMUM MORTGAGE CALCULATION WORKSHEET FOR STREAMLINE REFINANCES WITH OR WITHOUT APPRAISAL Borrower Name(s): IMPAC Loan #: FHA Case #: 1 st CALCULATION Statutory Geographic Maximum Limit 1. Base Loan Amount (Maximum Loan Amount for this county ): 1. $ 2 nd CALCULATION Existing Debt Calculation 1. Unpaid Principal Balance* (UPB may not include late charges, escrow shortages, delinquent interest, and processing type fees) $ 2. Plus Interest due on current loan (May not include delinquent interest. Includes only the amount of interest charged by the servicing lender when the payoff will not likely be received on the first day of the month.) $ 3. Minus UFMIP Refund (The amount of the refund may not exceed the new UFMIP being charged on the new loan transaction.) $ 4. 2 nd Calculation Maximum Base Mortgage**: 2. $ **Discount points may not be included in the new mortgage. If the borrower has agreed to pay discount points, the lender must verify the borrower has assets to pay them along with other financing costs that are not included in the new mortgage amount. MAXIMUM BASE MORTGAGE $ Lesser of calculations 1 or 2 Plus UFMIP (if financed) $ (Maximum Base mortgage x UFMIP factor based on when case # was ordered refer to UFMIP chart) TOTAL NEW MORTGAGE AMOUNT: $ *Note: Lender is not allowed to net escrows (i.e. payoff reduced by escrow account balance) on the loan being paid off. IMPORTANT: Watch your payoff details. Nothing other than the existing principal balance and the current interest charged by the servicing lender may be included in the principal balance. NO other fees or charges showing on the payoff may be financed in the loan amount. Therefore, do not included mortgage insurance listed on the payoff statement, delinquent interest, escrow shortages, late fees, fax or courier fees or any other fees. Please note that escrow shortages may not be paid through premium pricing, so the borrower must bring funds to closing that are equal to or exceed the amount of escrow shortages listed on the payoff statement. # # # 2/9/13 Correspondent Lending Page 8 of 8

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